GROUND FLOOR

APPROACH:
via garden gate and tiled pathway leading beside a low maintenance level front garden to the main front door of the property.

ENTRANCE VESTIBULE: (4' 8'' x 4' 0'') (1.42m x 1.22m)
high ceilings with ceiling coving, original tessellated tiled floor, coat hooks and dado rail. An attractive period part stained glass door with glazed panel over leads through into the main entrance hallway.

ENTRANCE HALLWAY:
staircase rising to the first floor landing, wood floor, high ceilings, radiator and doors off to the sitting room, reception 2 and kitchen/dining room.

SITTING ROOM: (front) (14' 8'' max into bay x 12' 4'' max into chimney recess) (4.47m x 3.76m)
a peaceful bay front sitting room with high ceilings, original ceiling coving and picture rail, an attractive period style cast iron fireplace with surround and tiled hearth, built in book shelving with storage cupboards beneath to chimney recesses, wide bay to front comprising 4 sash windows, exposed stripped floorboards, radiator, cable television and telephone point.

RECEPTION 2: (12' 7'' x 10' 10'' max into chimney recess) (3.83m x 3.30m)
second reception room with high ceilings, ceiling coving and picture rail, original built in display and storage cabinet to chimney recess, exposed stripped floorboards, radiator and part glazed door accessing the sun room, which in turn flows through into the kitchen/dining room.

KITCHEN/DINING ROOM: (26' 9'' x 10' 0'') (8.15m x 3.05m)
a good sized sociable kitchen/dining space with a modern fitted kitchen comprising base and eye level shaker style painted cupboards and drawers with solid wood worktop over and inset 1½ bowl sink and drainer unit, stainless steel electric oven with 4 ring induction hob and chimney hood over. Further appliance space and plumbing for washing machine, dishwasher and fridge/freezer. Ample space for dining table and chairs, built in Victorian pine sideboard, large window to rear overlooking the rear garden with Velux skylight over, door accessing recessed understairs storage space, radiator and wide wall open connecting into the sun room.

SUN ROOM: (16' 6'' x 5' 9'') (5.03m x 1.75m)
a wonderful light extension with glazed roof light panels, tiled flooring and part double glazed French doors to rear accessing the rear garden.

FIRST FLOOR

SPLIT LANDING:
staircase continuing up to the second floor with useful understairs storage space including purpose-built shoe cupboard. Doors leading off to bedroom 1, bedroom 3, bedroom 4 and family bathroom/wc.

BEDROOM 1: (front) (16' 9'' x 12' 0'') (5.10m x 3.65m)
a double bedroom with 3 large sash windows to front, exposed stripped floorboards, an attractive cast iron period style fireplace, built in wardrobe to chimney recess and a radiator.

BEDROOM 3: (12' 7'' x 11' 0'' max into chimney recess) (3.83m x 3.35m)
a double bedroom with high ceilings, large sash window to rear overlooking neighbouring gardens, radiator and an attractive period style cast iron fireplace.

FAMILY BATHROOM/WC: (6' 6'' x 5' 7'') (1.98m x 1.70m)
modern white suite comprising panelled bath with mixer taps and shower over, glass shower screen, low level wc, wash basin with cabinet beneath, radiator, tiled floor with underfloor heating, part tiled walls, obscure double glazed window to side and inset spotlights.

SECOND FLOOR

LANDING:
inset spotlights, small double glazed sash window to rear and door accessing bedroom 2.

BEDROOM 2: (15' 6'' x 13' 4'' max into recess & incl. of en suite shower room) (4.72m x 4.06m)
loft converted double bedroom with glazed double doors with Juliette balcony to rear offering a fabulous view over rear and neighbouring gardens and rooftops of the surrounding area, inset spotlights, doors accessing generous eaves storage spaces, skylight window to front, radiator, inset spotlights and door accessing:

En Suite Shower Room/WC:
white suite comprising shower enclosure with Mira electric shower, low level wc, wall mounted wash basin with tiled splashbacks and built in mirror over, shaver point, extractor fan, inset spotlights and obscured double glazed window to rear.

OUTSIDE

GARDENS:

Front:
low maintenance level front garden mainly laid to slate chippings, low level boundary wall to front and hedgerow offering privacy.

Rear: (approx. 74' 0'' x 18' 0'') (22.54m x 5.48m)
a fabulous level lawned rear garden with curved edged flower borders containing various shrubs and plants, paved seating area closest to the property and further circular seating area half way up. Towards the bottom of the garden there is a barbeque, large garden shed, a mature apple tree and a compost area.

IMPORTANT REMARKS

VIEWING & FURTHER INFORMATION:
available exclusively through the sole agents, Richard Harding Estate Agents, tel: 0117 946 6690.

FIXTURES & FITTINGS:
only items mentioned in these particulars are included in the sale. Any other items are not included but may be available by separate arrangement.

TENURE:
it is understood that the property is Freehold. This information should be checked with your legal adviser.

LOCAL AUTHORITY INFORMATION:
Bristol City Council. Council Tax Band: D

PLEASE NOTE:
1. Anti Money Laundering Regulations: when agreeing a sale of a property we are required to see both proof of identification for all buyers and confirmation of funding arrangements.
2. Energy Performance Certificate: It is unlawful to rent out a property which breaches the requirement for a minimum E rating, unless there is an applicable exemption. The energy performance rating of a property can be upgraded on completion of certain energy efficiency improvements. Please visit the following website for further details:
https://www.gov.uk/government/publications/the-private-rented-property-minimum-standard-landlord-guidance-documents
3. The photographs may have been taken using a wide angle lens.
4. Any services, heating systems, appliances or installations referred to in these particulars have not been tested and no warranty can be given that these are in working order. Whilst we believe these particulars to be correct we would be pleased to check any information of particular importance to you.
5. We endeavour to make our sales details accurate and reliable but they should not be relied on as statements or representations of fact and they do not constitute any part of an offer or contract. The seller does not make any representation or give any warranty in relation to the property and we have no authority to do so on behalf of the seller.
6. Please contact us before viewing the property. If there is any point of particular importance to you we will be pleased to provide additional information or to make further enquiries. We will also confirm that the property remains available. This is particularly important if you are contemplating travelling some distance to view the property.
7. Any floor plans provided are not drawn to scale and are produced as an indicative rough guide only to help illustrate and identify the general layout of the property.
8. Any reference to alterations to, or use of, any part of the property is not a statement that any necessary planning, building regulations, listed buildings or other consents have been obtained. These matters must be verified by any intending buyer.
9. Please be aware that firstly, areas of first priority (AFP) for schools do change and, secondly, just because a property is located within an AFP this does not mean schooling is guaranteed for resident children. Please make appropriate enquiries of the local authority to ensure you are fully aware of the exact position prior to exchange of contracts.